Vice President of Property Operations

Company: Student Quarters
Location: Atlanta, GA
Reports To: Senior Vice President of Property Operations

Summary

The Vice President of Property Operations (VPO) serves as a key strategic and operational leader within SQ, overseeing all aspects of property performance, operational compliance, and business plan execution across the student housing portfolio. This individual provides direction and guidance to Regional Directors, Area Managers, General Managers, and on-site SQuad members to ensure excellence in operations, leasing, maintenance, and customer satisfaction.

The VPO partners closely with the Senior Vice President of Property Operations to drive strategic initiatives, strengthen financial performance, and uphold SQ’s commitment to delivering an exceptional resident and team experience across all communities.

Core Responsibilities

Leadership & Oversight

• Provide strategic leadership, direction, and accountability for all Regional and on-site operations teams.
• Maintain a climate that attracts, develops, and retains top-quality SQuad members.
• Recruit, train, appraise, and develop team members while fostering a culture of collaboration and continuous improvement.
• Ensure the consistent execution of SQ’s operational standards, policies, and procedures across all communities.
• Oversee the creation, implementation, and enforcement of property-level operational procedures, budgets, and performance plans.
• Model SQ’s Core Values and foster an environment of authenticity, engagement, and service excellence.

Operational Performance

• Serve as the primary point of contact for investor and ownership groups on operational matters.
• Lead regular operational reviews and property audits, ensuring compliance with SQ standards and performance expectations.
• Monitor property KPIs including occupancy, delinquency, revenue growth, expenses, NOI, and budget variances.
• Partner with Regional Directors and Area Managers to ensure timely reporting, accurate forecasting, and achievement of financial targets.
• Ensure all financial reporting deadlines and investor deliverables are met.
• Collaborate with the Accounting and Asset Management teams to ensure accurate reporting, budgeting, and variance management.
• Champion sustainability and ESG initiatives across the portfolio, focusing on energy efficiency, waste reduction, and responsible operations.

Strategic Planning & Business Execution

• Develop and execute annual business plans, marketing strategies, and operating budgets in alignment with corporate goals.
• Participate in the due diligence, acquisition, and onboarding of new assets into the SQ portfolio.
• Partner with Leasing & Marketing leadership to review and approve property-level marketing, leasing, and renewal plans.
• Maintain an active awareness of market trends, competitive positioning, and pricing strategy to optimize asset performance.
• Ensure each property’s business plan remains relevant to market conditions and growth opportunities.
• Assist in developing and maintaining a strategic perspective based on marketplace needs and satisfaction indicators.

Financial Performance Analysis & Value Creation

• Meet regularly with SQ investors, third-party owners, and executive leadership to review and discuss portfolio financial performance, opportunities, and long-term value creation strategies.
• Provide analytical support in determining the feasibility of potential promotions and rate changes, including impact on rate growth, NOI performance, ROI of specific initiatives, and budget reforecasts.
• Track and report to senior management on asset leasing performance.
• Consistently monitor all incentive programs to drive optimal revenue growth.
• Review and reforecast annual operating budgets to ensure continued financial alignment with property goals.
• Review monthly financial performance reports with property staff and assist in the completion of monthly cash flow reports for all managed properties to drive improved cash flows and more accurate budgeting.
• Identify anomalies and variances and propose actionable resolutions.
• Aggregate and analyze portfolio-wide data across operations, capital, and investor reporting departments to develop internal and external benchmarks.
• Provide analytical support and guidance in determining the feasibility, financial impact, and ROI of capital projects and budget variance requests.
• Assist with the financial transition and integration of newly acquired properties into the SQ portfolio.
• Create and utilize financial models to evaluate new leases or retail components, including NPV, IRR, payback period, and tenant credit analysis.

Collaboration & Cross-Functional Partnership

• Partner with the Training, Marketing, Culture and Support, Maintenance, and Accounting teams to ensure cohesive operational support across departments.
• Lead cross-functional projects and initiatives that improve efficiency, standardization, and the resident experience.
• Support the execution of capital projects, facility enhancements, and preventative maintenance initiatives.
• Collaborate with the Vice President of Business Development and Strategic Partnerships on new third-party management opportunities and operational transitions.
• Collaborate with the Director of Business Systems to leverage technology platforms and business intelligence tools to drive operational insights, enhance efficiency, and support data-driven decision-making.

Culture & People Development

• Champion SQ’s Mission, Vision, Core Values and build a culture of engagement, accountability, and empowerment.
• Encourage professional development and succession planning across all operational levels.
• Provide ongoing coaching and feedback to foster leadership growth within the Regional and on-site teams.
• Promote diversity, equity, and inclusion by ensuring equitable practices in hiring, promotion, and team development.
• Promote “We Before Me” principles, ensuring every decision reflects SQ’s commitment to teamwork and community.

Qualifications

• Bachelor’s degree in Business, Real Estate, or related field.
• 10+ years of progressive experience in multifamily or student housing operations, including 5+ years in senior leadership.
• CAM, CPM or MBA preferred.
• Proven track record of managing multi-site portfolios and achieving occupancy, NOI, and operational excellence.
• Strong financial acumen, with expertise in budgeting, forecasting, and strategic planning.
• Exceptional leadership, analytical, and communication skills.
• Proficiency with property management platforms (Entrata preferred) and Microsoft Office Suite.
• Willingness to travel up to 40% as required.

About Student Quarters

Student Quarters (SQ) is your front door to campus — the perfect place to live, connect, and thrive. We inspire engagement with campus communities through premier apartment locations and exciting events centered around local culture, businesses, and university life. No matter how you live, Live SQ.

Our Core Values

• Steady in all seasons
• Question the status quo
• Unparalleled engagement
• Authentic and genuine
• Dedicated to “We Before Me”

Benefits

• Competitive annual salary and performance-based bonus eligibility
• Health, dental, and vision insurance
• 401k Plans
• Birthday Off
• Short-term and long-term disability coverage
• Company-paid and voluntary life insurance
• Paid time off and paid holidays
• 16 hours of paid volunteer time annually
• Inclusive, diverse, and supportive workplace culture